Property Management, Condominiums, and Consumer Protection
Residential landlord-tenant (HRS 521)
Hawaii caps the security deposit at one month's rent, and any deposit taken to secure performance - including a pet deposit - counts toward that cap. The deposit must be returned within 14 days of termination with an itemized statement of any deductions; ordinary wear and tear cannot be charged. Habitability, entry notice, and eviction only through court: self-help lockouts and utility shutoffs are prohibited.
Condominiums (HRS 514B)
The association of apartment owners (AOAO) is governed by a board and funded by monthly maintenance fees plus reserves. Know common elements versus limited common elements, the operating budget versus the reserve budget, special assessments, and house rules. Before closing, the seller must deliver the condominium documents - declaration, bylaws, house rules, and financial statements; if delivery is late, the buyer gets a rescission window. Time shares fall under HRS 514E.
Consumer protection
HRS 508D requires a seller's disclosure statement for residential property of one to four units, delivered before the buyer is bound; late delivery gives the buyer a rescission right. Fair housing applies federally and under HRS 515. Licensees must avoid misrepresentation, must present all offers promptly, and must keep transaction records.
Traps: assuming a pet deposit is extra; assuming a deposit can be kept for repainting after ordinary wear; assuming the maintenance fee covers special assessments.
Worked example: monthly rent is $2,200. The landlord asks for $2,200 security plus a $500 pet deposit. That totals $2,700 - over the one-month cap. The lawful maximum is $2,200 combined, and it must be returned within 14 days of move-out with an itemized accounting.